Given their track record, I’ve been lenient because I feel for them and understand how hard it must be for their family (I also have their $1,900 deposit). 

I haven't seen a lot of discussion about this topic which surprises me since I feel like personal finance people talk about HSAs all the time! 

Structuring the agreement properly, outlining how profits will be split, who covers the rehab costs, and what the timeline looks like can ensure the seller feels confident in the process.

Feel free to reach out. 

Run through some of the features you will need like setting up a property, moving in a tenant, receiving rent payments, and publishing online applications.Pay attention to which platform feels the best to you as you perform these functions.

Obviously if I intend to have a top performing STR in this market, my buy box will allow for a much higher max purchase price, but I wouldn't feel comfortable with shooting for the max if there aren't clear ways to beat these competing properties.

If you have any questions, please feel free to ask.  

Always have a clear exit strategy, whether you plan to rent, flip, or sell the property down the line.If you or your son are looking for more hands-on guidance, feel free to reach out directly.

I’ve visited every other property I’ve considered in the past, so this is uncharted territory for me, and it feels a little out of my comfort zone.I’m considering putting it under contract sight unseen to lock it up, but I don’t want to make a rookie mistake here.I'm looking for some advice here.

Maybe offer to split both labor and material costs, or at least find a way to make it feel more balanced.